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HomeMy WebLinkAboutPARADIGM PROPERTIES - ANNEXATION & ZONING - 29-01 - SUBMITTAL DOCUMENTS - ROUND 1 - PLANNING OBJECTIVESThe balance of the standards can be said to address the detailing of the site. These may appear to be secondary in nature but the handling of these details in a proper fashion will affect how the project is perceived. The choice of materials, signage, and fencing are details that on a' pedestrian scale can make or break the project. The methods of storage and screening will be important to the outcome of the project and the latter design phases of the planning process will address these items. SUMMARY The owner is committed to working to achieve the goals and policies of both the Corridor Plan and the City Structure Plan. Some of these goals and policies are commitments to the future of the project and the owner is making these commitments with the presentation of this annexation. He will make formal commitments to these issues at the time that they are relevant to the particular phase of the design process that focuses on these issues. Our intentions are to have a high quality development that is functional, economically feasible and visually pleasing to the public. This first step in the planning process leaves a lot of these questions for the future, as they should be. The annexation is this first step. It is a commitment that the owner wishes to take at this time. He understands that it is a commitment to excellence that he is taking and wants to make for this property. POLICY — IMPROVED QUALITY AND FUNCTIONALITY OF DEVELOPMENT The project will be designed as a coherent whole. The buildings will have a grouping of similar materials, colors, and detailing. The buildings will be positioned in a campus type setting to encourage pedestrian circulation from business to business. The higher intensity uses will be the center and focus of the internal pedestrian system. Open spaces will crate nodes of activity and also serve places for vistas to the mountains. The uses will be common in orientation to the market to allow site visitors to obtain more than one service at the center. POLICY — STEADY ECONOMIC DEVELOPMENT The owner has intentions of designing an overall development plan for the property of this annexation as well as the land directly to the north as one Activity Center. It is the intention that the ODP will serve as a guideline for the future development of the project. It is assumed that this Center will develop over a number of years. The framework as to how development will occur will be there in the ODP. Changes will occur as the market will demand in the future but the Basic concept and methods for development will be there in an identifiable and coherent pattern. The phases one through the last will work to tie into the grid and pattern set by the ODP. POLICY — LOCATION The Center is well located_ based on the concepts of the Design Standards with its position adjacent to the interstate and a major easy — west arterial. The intentions for the site are to have the focus of the Activity Center being its commercial and retail functions. These major functions will be supported by the lower intensity industrial, warehousing and manufacturing type of employment activities. POLICY — DESIGN STANDARDS The document outlines eleven areas of concern that need to be addressed with each design within this corridor. All of these items will have equal importance to the final outcome of how well the activity center functions and appears to people traveling along the I-25 corridor. There are three basic levels of perception of the site that these design standards are addressing. Solving the questions of order, aesthetics, and detail will be the judge as to how well the Center works. The question of order is addressed by looking at two of these standards. From a broad brush appeal the block pattern and building orientation will be the first cue that the design has cohesion. This would be followed in importance by the method of parking, the design of the parking and the ways that the parking is screened. The aesthetics of the project will be the first impression and many times will form the lasting impression that the Center gives to the public. The building design and the roof forms will give a first impression as the center is being approached This impression will be to have a unity of colors, forms, and details that visually call out that this is a designed center. A clear vehicular and pedestrian circulation pattern and the transit system integration will give the site user the second impression of the coherent nature of this Center. These two aspects of the design will be the measure of the success of the project. I-25 CORRIDOR POLICY — ACTIVITY CENTERS The Corridor study notes that these activity centers should be located adjacent to the interstate interchanges and in proximity to major east west arterials for the City. This property meets the requirements set forth to function as an Activity Center with its location at the interchange. The property is located on the east side of the interstate and contained within the loop of the frontage road. This property when annexed will be combined with the property to the north, the Silverburg Annexation. These two properties will be designed as an Overall Development Plan for continuity of design, circulation, transportation, and materials. The project will incorporate Commercial land uses at the higher visibility locations of the site combined with industrial type uses as a transition to lower intensity uses the further you progress from the interstate. POLICY — COORDINATION OF MODES OF CHOICE IN TRANSPORTATION The property will provide on site areas for all modes of transportation. Pedestrian circulation will be made the focus on site to limit the local use of cars within the twenty plus acre activity center. Mass transit to the site from the City will be accommodated to provide for efficient service of the property by the mass transit system. Transit stops will be provided as coordinated with the City Transfort. These areas will be coordinated so that pedestrian and bicycle pathways converge on site to make the use of these means of circulation easy to use. The incorporation of future modes of transportation will be brought into the project as they occur and become feasible. POLICY — PRESERVE NATURAL AREAS, OPEN LANDS AND VIEWS The location and local geography of the property make this property ideal for development when measured against this policy. The property is located to the east side of the interstate. Vistas and views to the east from the highway are limited due to the placement of a hedgerow of existing mature trees east of the property. This row of trees screens and blocks views to the east and the plains. The level of the highway is level with the existing terrain so that views to the east would be limited if these trees were not present. The significant views are to the west and the mountains. Development on the property will not interfere with view corridors. Prospect Road is elevated against the Activity Area also limits view. The overpass is another feature that limits and hides the site from view. The property over time has been used for irrigated and dry land types of agriculture. There are no significant natural features on the site. You will find no trees or shrubs on the site. There are no other environmentally sensitive areas on this Activity Area. This enhances the appeal of this property to be developed as a commercial site. There is no real open sense to the property. Roads surround it and the activity on these streets at times is now to capacity. The physical construction of these sites, there relative elevation with respect to the site offers one a feeling of closure rather then one of open space. This makes the site a proper choice to be an Activity Center. POLICY GM-2.1 — ANNEXATION POLICIES The City should look favorably upon the annexation of this property for it meets all of the factors that are outlined for annexation. These factors are as such: STATUTORY REQUIREMENTS — The property meets all of the requirements that are currently enforced under State of Colorado laws. LOCATION WITHIN THE COMMUNITY GROWTH MANAGEMENT AREA This property is within the current Community Growth Management Area. PHASING OF PUBLIC SERVICES AND FACILITIES Public services for transportation are established for the property. The frontage road provides safe and covenant access from the site to the arterial streets system for the City. Prospect Road provides access to all parts of the City while I-25 provides access to all continental destinations. These street improvements will be upgraded as the project develops. The phasing of these improvements will progress as the project progresses and as outlined by needs assessment that will be provided for the project in a transportation study for the Overall Development Plan. INFRASTRUCTURE STANDARDS The project will be provided with the standard infrastructure of water, sanitary, storm drainage, electricity, natural gas, telephone, and cable services. The infrastructure is currently developed to the site for all but sanitary and storm drainage. Currently storm drainage is in place for the development on the western end of the project. This system will be augmented for continued development of the property. There will need to be other areas developed for storm drainage to properly handle the run-off water from a developed site. The electrical system when brought into the City will be transferred to the City from Excel Energy. The sanitary service to the site will be by private sanitary district. The property owner is currently working with the. District as well as adjacent property owners to extend service to the property in time for the first development phase within the City. POLICY GM-6.1 — FEES AND DEVELOPMENT REQUIREMENTS The property will be paying its fair share of development cost through development related fee. These fees will be paid by the project at the time of Planning Department review through the filing fees for the project. More importantly the project will be accessed fees for street over sizing, water and sewer plant fees, electrical fees, building permit fees, and sales tax as part of the development process. In addition the project will use the infrastructure of streets, sidewalks, bicycle paths, water lines, sanitary lines, and open spaces that are programmed to be completed in accordance to the Development Agreement. ENVIRONMENT POLICY ENV- 1.1 —AIR QUALITY OBJECTIVES The property is so located that at time of development it will be closer to the center core of the City and the population than most other new developments that the City is currently considering. This central location will allow for the reduction of vehicle - miles traveled to and from the site over other sites that offer the same commercial operations. Because the property is closer to residential areas and other essential services the reduction of travel time will reduce the amount of emissions on a local area as well as on a regional basis due to the shorter travel distance to the site. POLICY ENV4.7 - RENWABLE ENERGY IN NEW DEVELOPMENT The layout of the site will take in consideration the orientation of structures to allow for the solar access for as many of the structures as possible. Passive and active solar design will be considered for all buildings for this center. POLICY ENV-7.2 — RISK MANAGEMENT This property is not within a charted floodplain. Development of this property as apposed to the other three corners of this preferable because it is the only one not within Z floodplain. No modification to existing floodplains or modification to structures over and through drainage courses is required to accommodate this project. NATURAL AREAS AND OPEN LANDS POLICY NOL-1.2 URBAN EVELOPMENT This property has been identified by the City in several studies such as the Prospect Road Corridor Plan and the I-25 Corridor plan as prime development land. This land is not identified on any of the various Natural Resource maps as a sensitive area. The use of this land for development will help reduce the pressure to develop other areas that are more environmentally sensitive. GROWTH MANAGEMENT POLICY GM-1.2 — MANAGEMENT AREA BOUNDARY The property is contiguous to the existing limits of the City making the property eligible for annexation. The property is also within the boundaries of the Urban Growth Area. This property has been within these boundaries since the initial growth area map was developed. From a long-term growth management plan the City has recognized that this land should be developed as commercial property and that it should be developed within the City. This was further reinforced by the current Structure Plan map that identifies the property for commercial uses. It further identifies it as commercial land use within the I-25 Corridor Plan. This plan though still a proposal at the time of this writing confirms the land uses for this property to be commercial oriented. POLICY T-7.1— PEDESTRIAN FACILITIES Pedestrian facilities and features will be included along the pedestrian path system that are located to take advantage of views, protection from the elements by the built environment as well as at staging areas for public transportation. Buildings will incorporate design elements that appeal to the pedestrian scale. Amenities such as patios, out -door dining, and courtyards that enhance the quality of life for people working at the site as well as those who visit the site. COMMUNITY APPEARANCE AND DESIGN POLICY CAD-1.4 — STREET TREE DESIGN The streetscape throughout the property will follow a formalized pattern to reinforce the patterns of the site -specific design of public open spaces, buildings, streets, and pedestrian ways. POLICY CAD-2.2 — PUBLIC SPACE DESIGN Within the project public open spaces such as plaza's, courtyards, transit stops, and sitting areas will be provided as a part of the design of the project. POLICY CAD-2.3 — ENTRYWAYS The project will enhance the key entryway to the City at I-25 and prospect by landscaping the area continuous and integrated with the landscaping for the project. POLICY CAD-3.2 — COMPATIBLITY The project will consist of commercial buildings that will reflect the local character architecturally. The massing, colors, and detailing will contribute to the distinctive quality that is being established for the I-25 corridor. ECONOMIC POLICY ECON-1.2 — ECONOMIC DEVELOPMENT The project meets the goals set by the City by increasing private investment in the community, by providing primary employment opportunities and areas, and by creating a positive environment for businesses to locate. POLICY ECON-1.3 —INFRASTRUCTURE Easy access is provided to this site by its location along an international transportation corridor, which is 1-25. The property is in proximity to a major arterial, Prospect Road, which provides continuous connection to the City transportation grid. POLICY LU-2.2 — URBAN DESIGN The design standards and guidelines for the Corridor have set expectations for the aesthetic appeal of this area that the project will adhere to. These standards will give the Corridor a unity from Berthoud through Fort Collins that will be pleasing and identifiable to those using the Corridor on a daily basis as well as user friendly for those using the Corridor to pass through the area. POLICY LU-3.1 — GENERAL AREA DESIGNATIONS The Structure Plan for the City has identified this property as being within the boundaries of the existing Urban Growth Area. The Structure Plan further defines this area as being Commercial in nature and relating to the Community on a regional service level. It is the intention of the Owner to develop the property consistent with these overall goals. TRANSPORTATION POLICY T-1.1 — LAND USE PATTERNS The property will be developed in accordance to the current standards for efforts to support mass transportation, parking patterns and in particular in this Corridor development that has a defined nature and campus like effect. POLICY T-1.2 — MULTI -MODAL SREETS The design of this property will incorporate means of circulation that will make travel equally covenant for people no matter which means of transportation they choose. POLICY T-1.3 — STREET DESIGN CRITERIA The streets within and adjoining the annexation will be designed to City Standards that will minimize conflict between transportation means. POLICY T-2.2 — TRANSPORTATION STOPS The property will integrate mass transit stops within the project. The design and location of stops will be integral with the design and be a prominent feature of the design. Pedestrian routed will lead from the stop area to all of the uses on the site. POLICY T-5.2 — CONNECTIONS The project will promote pedestrian circulation by clearly defined pedestrian paths that lead to the buildings and public open spaces directly from off -site pathways. All building entries will be formally defined and will be served by the pedestrian pathway system. The differing land uses will be connected rather than being separated by the pedestrian path system. POLICY Y-6.1 — STREET CROSSINGS The street crossings will be enhanced to show a predominance of the pedestrian over the automobile. These enhancements will be obvious to both motorist and pedestrians. PLANNING OBJECTIVES for the PARAAOYM PROPERTIES ANNEXATION This Document is prepared to evaluate how the property being considered for Annexation to the City of Fort Collins conforms to the Principles and Policies that the City has established for the Community. These Principles and Policies will be used to judge the property with respect to the properties role on a community wide basis, a neighborhood basis and on a corridor wide basis. For this analysis the I-25 Corridor Plan is used to evaluate the property. It is understood that the City has not adopted this document at the time of the filing of this Annexation but it is assumed that it will be adopted shortly in substantially compliance with the draft that has been presented to the public in this community and the surrounding communities as well. PROJECT LOCATION The property is located east of I-25 and south of Prospect Road. The interstate frontage road that extends south from Prospect Road forms the east and south boundaries of the land. 1-25 forms the west boundary. A parcel of land that is approximately seven acres known as the Silverburg Annexation forms the north boundary and sets the property back from Prospect Road by approximately 300 feet. The property is parallelogram in shape and consists of approximately sixteen acres. The property has in times past been used as irrigated farm land but in the most recent ten years has been primarily been used as grass land with hay being the agricultural use. The current owner purchased the property about three years ago and developed a commercial use, which is a regional draw. This use was consistent with the County C — Commercial Zoning that the land currently holds. This land use will be compatible with the C- Commercial Zoning that the owner is pursuing with this Annexation. This land use is also consistent with the goals of the I-25 Corridor Plan PRINCIPLES AND POLICIES COMMUNITY -WIDE LAND USE POLICY LU-2.1 - CITY-WIDE STRUCTURE The property is defined as being in the I-25 Corridor. The regional plan for this area calls for specific land uses, density, means of development, and criteria for development. The property owner intends to develop the land in accordance to these standards, which will insure that the goals of a compact development occur. All means of transportation will be addressed by the project design so the project will link into the transportation networks existing and planned for the district.